HomeMy WebLinkAboutMinutes COM 07-06-21 •
City oof Carmel
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Carmel Plan Commission
COMMERCIAL COMMITTEE
Tuesday, July 6, 2021 Meeting Agenda
Location: Cannel City Hall Caucus Rooms,2'Floor, 1 Civic Square,Cannel, IN 46032
Members Present: Alan Potasnik(Committee Chairman),Nick Kestner,Kevin Rider,&Jeff Hill.
Staff Present: Rachel Keesling(Planning Administrator),Mike Hollibaugh(DOCS Director),Adrienne Keeling(Planning
Administrator),&Nathan Chavez(Recording Secretary)
Legal Counsel: Paul Reis
Time of Meeting: 6:00 PM
The Commercial Committee meet to review the following items:
1. Docket No.PZ-2021-00062 OA: Gas Station Setback& Standards Amendment
The applicant seeks to amend the Unified Development Ordinance in order to amend the standards for Automobile
Service Stations and associated definitions. Filed by the Department of Community Services on behalf of the
Cannel Plan Commission.
Petitioners: Adrienne Keeling(Department of Community Services):
• The outstanding issue from the June Pt Commercial Committee(Committee)was how the proposed
additional setback could apply to the Board of Zoning Appeals(BZA)petitions automatically. We have the
various business and industrial districts covered. There is now a paragraph at the bottom of page 2 of the
Submitted Packet(lines 45-47). It reads,"Applicability: In addition to the districts listed above,the
following standards shall also apply to any parcel of land in any district in which an Automobile Service
Station or an Automobile Filling Station is permitted by a Variance of Use granted by the Board of Zoning
Appeals."
• Along with that,we have rearranged the rest of the standards under subsection B titled Standards(Line 48).
The proposed setbacks and lighting standards are contained there.
• Staff recommends the petition is sent to Full Plan Commission(Commission)with Favorable
recommendation after discussion.
Kevin motions to forward Docket PZ-2021-00062 to Plan Commission with Favorable Recommendation,Jeff
seconds,motion passes 4-0.
2. Docket No.PZ-2021-00048 DP/ADLS: Napleton Auxiliary Lot and Detail Center.
The applicant seeks site plan and design approval for a new auxiliary parking lot and detail and service center. The
site is located at 4538 E. 96te Street(north of the Napleton Hyundai dealership).It is zoned B-3/Business District.
Filed by Jon Dobosiewicz and Rick Lawrence of Nelson&Frankenberger on behalf of EFN Crossroads Property,
LLC.
Petitioners:Jim Shinaver(Nelson&Frankenberger),Rick Randstad(Napleton),Fredrick Dryer(Napleton),
Stephanie Day(Napleton),Tim Dament(Napleton Kia),&Bill Butz(Kimley-Horn):
Jim Shinaver:
• We appeared before Commission on May 18th and then appeared before Committee on June 1st
• Tab 2 of the Submitted Packet is the revised site plan. Sidewalk connectivity has been provided between the
southern property line across to the future building site to the proposed service center building.
• We have also added short term bike parking to both the proposed building and the pad that will serve a
future building. Both are located at the southeast corner of each building.
Commercial Committee Minutes 07-06-21 1
• The trash enclosure is located at southwest corner of northern building and does not face Randall Dr.
• The easement along the dry detention pond has been adjusted so that it does not extend into the 50-ft.
wooded buffer.
• The building elevations are included on Tab 3 of the Submitted Packet. The main change is to the east
elevation.Additional windows were added along the east elevation to provide visual interest.Also,the
concrete panels are shown in white, so they are consistent.
• Tab 4 contains the updated landscape plan. Changes include 24 additional evergreen trees along the north
property line. The sidewalk along Randall Dr. is now shown between the street trees and property line. This
was done in conjunction with the Urban Forester to take into account some of the existing trees along the
perimeter, so that the sidewalk will do as little damage as possible to the existing mature trees. Lastly,
additional shrubs were are added to the south along the entrance of Randall Dr.
• Tab 5 shows slight revisions to the lighting plan.The conflicts between the light poles and proposed
sidewalk were resolved. The plan is updated and is in compliance.
• Tab 6 includes the auto turn exhibit showing clearance, so that we may ensure truck transport and
emergency vehicles can access the site appropriately.
• Tab 7 shows the site lines and the differences between the proposed building parking lot, 50-ft. buffer area,
and the first existing house.
• We have worked with Staff to address their outstanding comments and ask for a favorable recommendation
back to Commission.
Department Report: Rachel Keesling:
• The petitioner reviewed all the changes and additions really well. Some other things we talked about
included rotating the building to see if that would help minimize the view of the building onto the
surrounding area.After discussions it was determined that the building is in best place in order to provide
the most parking possible.
• Removal of the access easement on the north side of the pond was important. They are now showing where
most maintenance access will occur,which is in the middle of the drive aisle.
• The sidewalk connections have been added.
• Additional trees along the north side have been added.
• Bike parking has been relocated.
• Windows have been added to the east elevation of the building. They fit with the architecture but are still
very minimal in their impact. What is on the other side of the spaces, is it public space?I remember it was a
concern to have too many windows for the work that was done inside.Can you elaborate how this was
chosen?Fredrick Dryer: It is in part driven by the front elevation. With this design,we have been working
with the precast manufacturer to confirm this is all possible. Originally,we wanted no windows with just
clerestory glass, so that light is a minimal impact. It is important that there is not a glare or uncontrolled
light due to the interior work. That is the impetus. We have added the four windows in the center of the
panels,and they are really fake windows that can be replaced later. One is in the restroom,one is in the
breakroom,which will be an actual window,and the other two are in service bays.It is a security and
functional concern.Out of respect for the comments we received,we are willing to improve the elevation so
that they meet the requirements.Rachel Keesling: Which window is the real one?Fredrick Dryer: The
one to the right of the door. Ideally,they wouldn't exist,but we are willing to work with you all.They
would be spandrel glass.It is window but no light will shine through.Rachel Keesling: For reference,the
BraunAbility building has imprints in areas where windows could be added later if that building were ever
converted.I will welcome the spandrel windows even though they aren't real,they still look like a window.
It can give the illusion of more life. For an area that does not have any architectural standards,they are
doing the best they can to enhance the building.Fredrick Dryer: Again,this is not a public building.
• The final outstanding item is Engineering Department(Engineering)and Hamilton County Surveyor Office
approval. Bill Butz: All of this site drains to Marion County and there is not a Hamilton County regulated
drain. From a drainage standpoint with the City of Cannel,we have responded to all their comments and
there are still a few minor things left. The largest outstanding item is the compensatory storage,and we have
an offsite location in the counts.
• Staff recommends this item is sent back to Plan Commission with Favorable recommendation.
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Committee Comments:
Alan Potasnik:
• In the Department Report it is mentioned that Engineering and Hamilton County Surveyor Office approval
is needed. Will that be a problem?Rachel Keesling:No.The Surveyors office is releasing their hold on it.
It is not their jurisdiction to govern,and Engineering is always a concern we bring up to remind everyone
that we will continue working through the review process.
Nick Kestner:
• I would still like to see pedestrian access from Randall Dr.Rachel Keesling: I think we could use striping
across the area but with the new sidewalk along Randall Dr.,we have the sidewalk connection which will
go from the building across the drive aisle,add more striping,and then connect to the existing sidewalk that
was installed when the Randall Dr. bypass was installed.Jim Shinaver: We will incorporate some cross
hatch striping on both of those areas for pedestrian safety.Nick Kestner: I know no pedestrian traffic is
planned but you never know.
Kevin Rider:
• I love the connectivity,but sidewalks and trails near trees is the reason I upgraded to suspensions on my
bike.Are we sure the roots from the trees won't tear up the sidewalk?Rachel Keesling: I don't know if we
could ever guarantee that.Kevin Rider: It is a concrete sidewalk or path?Rachel Keesling: Concrete
sidewalk. Kevin Rider: I would like to hear from the Urban Forester that he is confident that the sidewalk
will not be destroyed by the trees. The neighbors even said,"We would rather the trees survive and only
have the sidewalk on the other side."I understand putting a sidewalk on both sides,but unless the Urban
Forester can tell me that he is very confident that the sidewalk will not be destroyed by the trees,I don't
want the sidewalk. Otherwise, it is a waste of money.
• Unloading cars?Is that no longer going to happen on the street?Tim Dament: We are working through
that. Kevin Rider: That is not the answer.Jim Shinaver: The short answer is 'No".Tim Dament: We are
no longer going to unload into the street. Kevin Rider: I am going to come visit you the next time I get a
phone call that there is unloading in the streets. Tim Dament: There is a large distribution channel and there
are thousands of trucking companies and by habit some are unloading on the street. We are catching them as
much as we can to stop this behavior. The new site should help with this as well.Kevin Rider: Do you train
your sales drivers to not drive north?Tim Dament: Yes. I have given my number to the neighboring HOA
for whenever they see the plate back there. The human element is not the one thing I can't control. If they
decide to turn left instead of right.Jim Shinaver: I will email the Department of Community Services
(Staff)and you,Tim's contact information so it is on file.
Jeff motions to forward Docket PZ-2021-00048 to Plan Commission with Favorable Recommendation,Kevin
seconds,motion passes 4-0.
3. Docket No.PZ-2021-00040 DP/ADLS: Mexican Restaurant at Legacy.
The applicant seeks site plan and design approval for a new restaurant. The site is located at 7299 E 146th St.
between Community Drive and Beallsville Drive. It is zoned PUD(Legacy Z-501-07).Filed by Tami Lakes of
Versatile Construction Group,LLC on behalf of Don Rigo Properties LLC.
Petitioners: Trent Baxter(Versatile Construction Group,LLC):
• We feel that we have answered almost all of Staff's comments.
• A variance(PZ-2021-00100 V)was applied for to allow a third sign.It was denied and now we are
proposing to move the sign along Hopewell Pkwy.to where the main entrance is. Staff is in favor of this.
• The only remaining issue is with the light packs illuminating the westside parking lot. There is an existing
light pole there from when the road was built. It is being removed.We are now determining the best way to
light that parking lot without spilling over into the neighbor.
Department Report: Rachel Keesling:
• Three variances were seen at the BZA. Two were approved.The first was for front yard setback(PZ-2021-
00105 V),similar to the Yellow Dog Veterinary Clinic(PZ-2021-00011 DP/ADLS). This building is pulled
a little closer to the street.The parking variance was also approved(PZ-2021-00105 V). They were only
Commercial Committee Minutes 07-06-21 3